3930 Leeward Passage Ct #103 · Bonita Springs, FL
Flood risk 6/10 · Moderate
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.55%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 31 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C- grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- Cash flow +19.3/30.0
- ARV discount +7.5/15.0
- 1% rule +7.3/10.0
- DSCR +6.1/10.0
- Schools +4.1/10.0
- Livability +3.5/5.0
- Rent growth +3.2/5.0
- Condition / age +2.5/5.0
- Appreciation +0.0/10.0
$280,000
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Fantastic TUNKEY FURNISHED condo West of 41 nestled between Bonita Springs & Naples. SPACIOUS & HIGHLY DESIREABLE first floor condo features 2 bedrooms +den with 2 full baths and a detached carport. This condo will not disappoint! Key features include: Hurricane shutters throughout, freshly painted, newly tiled floor in the master bath, and a new vanity with double sinks. All of the kitchen cabinet doors and the kitchen countertops have been replaced. The A/C unit had UV lights placed 1 year ago, washer/dryer, stove & refrigerator were replaced 4 years ago. This is the perfect condo to use as a winter vacation home, or to use as a full time residence. Bermuda Isles condo within Vanderbilt Lakes is just a short bike ride to the beach with low HOA fees. This wonderful condo is just minutes from award winning dining, and world-class shopping.
Key facts
- Scenic nature trails
- First-floor condo
- Light-filled
Tags
Property features AI
Finance
- Other: 48 units in the complex; 8 units in the building; 2 total floors; 1 unit per floor
- HOA & community: Mandatory HOA; Quarterly HOA fee of $1,539; master HOA annual fee $256; Total annual recurring fees $6,412; one-time fees $900; Professional management; Community amenities include pool, spa/hot tub, tennis court, and bike storage; HOA maintenance covers insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), sewer, street lights, trash removal, water, security, and master association fee
Exterior
- Parking: Detached 1-car carport
- Security: Gated community; Entry keypad
- Utilities: Central water; Central sewer; Cable available
- Home design: Residential low-rise building (1–3), 2 stories; Rear exposure facing north; Located in the Vanderbilt Lakes development (Bermuda Isles sub-condo)
- Construction: Built in 1994; Concrete block construction; Stucco exterior; Tile roof
- Exterior features: Patio; Landscaped area and preserve views; Zero lot line
Interior
- Kitchen: Pantry; Electric cooktop; Dishwasher; Microwave; Refrigerator/Freezer; Breakfast bar; Eat-in dining area / dining (living)
- Bedrooms: 2 bedrooms plus den
- Flooring: Tile
- Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
- Heating & cooling: Central electric heat; Central electric air conditioning
- Interior features: Cable prewire; Fire sprinkler system; Pantry; Smoke detectors; Walk-in closet; Window coverings; Den (study); Guest bath; Guest room; Screened lanai/porch; Split bedroom floor plan
- Laundry & utility: Washer and dryer in residence
Neighborhood map
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $280k.
Deal economics
- At list price, monthly cash flow is $306 ($4k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $280k).
- Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.6% vs local median 1.7% in Bonita Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, health & safety D, amenities F.
- Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: East Lee County High School (math 18% / reading 29%, grade F, #533 of 667 statewide, top 80%, 1,896 students, 61% FRL) — zoned schools at 61% FRL track the district average.
- Zoned-school proficiency averages 24% at this address vs 48% district-wide (-25 pts) — the specific schools serving this property underperform the Lee average; the district grade overstates school quality for this exact location.
- Market conditions: Rents rising (+2.9%/yr); 699 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- This rent runs 32% of the median local income ($131k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
- Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 191 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 5y ago; this cycle's ask is 11122% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
Risks & watch-outs
- Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Questions for the listing agent
- It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.23% ✓
- Cap rate
- 7.60%
- Cash-on-cash
- 4.68%
- DSCR
- 1.21
- GRM
- 6.8
CMA / ARV
No comps found within radius.
Projected returns pro-forma
-3.0% appreciation · 2.85% rent growth · sell at horizon
- IRR
- -9.1%
- Equity multiple
- 0.67×
- Total profit
- $-26,073
- Equity at exit
- $41,749
- IRR
- 0.3%
- Equity multiple
- 1.02×
- Total profit
- $1,654
- Equity at exit
- $24,209
Cash invested: $78,400 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 87 Strongly Landlord-Friendly
- State Florida
- 87 Strongly Landlord-Friendly · R+3
- County
- — inherits STATE
- City
- — inherits STATE
ZIP-level market 34134
- Rents YoY
- 2.9%
- Active inventory
- 699
- Price-to-rent
- 6.8×
Monthly cashflow live
- Estimated rent
- $3,444 high interval (Pro) →
- Mortgage (P&I)
- −$1,468
- Tax from tax record
- −$296 /mo · $3,548/yr
- Insurance
- −$117
- HOA
- −$534
- Vacancy / Maint / Mgmt
- −$723
- Net cashflow
- $306
Break-even live
Sensitivity live
| Price | -10% $464 | -5% $385 | +0% $306 | +5% $226 | +10% $147 |
|---|---|---|---|---|---|
| Rent | -10% $34 | -5% $170 | +0% $306 | +5% $442 | +10% $578 |
| Rate | -1.0pp $447 | -0.5pp $377 | base $306 | +0.5pp $233 | +1.0pp $159 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $70,000
- Closing costs
- $8,400
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3921 Leeward Passage Ct #203 Bonita Springs, FL | 2.0 | 2.0 | 1204 | $3,500 | $2.91 | 24d | 1 | 0.03mi |
| 3941 Leeward Passage Ct #203 Bonita Springs, FL | 2.0 | 2.0 | 1204 | $2,000 | $1.66 | 24d | 1 | 0.03mi |
| 3951 Windward Passage Cir #102 Bonita Springs, FL | 2.0 | 2.0 | 1397 | $5,200 | $3.72 | 24d | 1 | 0.11mi |
| 3930 Windward Passage Cir #202 Bonita Springs, FL | 2.0 | 2.0 | 1478 | $1,900 | $1.29 | 17d | 1 | 0.13mi |
| 28720 Bermuda Bay Way #205 Bonita Springs, FL | 2.0 | 2.0 | 1097 | $2,200 | $2.01 | 15d | 1 | 0.27mi |
| 74 7th St Bonita Springs, FL | 3.0 | 2.0 | 1124 | $3,150 | $2.80 | 24d | 1 | 0.36mi |
| 28178 Sunset Dr Bonita Springs, FL | 2.0 | 1.0 | 936 | $2,550 | $2.72 | 22d | 1 | 0.36mi |
| 64 4th St Bonita Springs, FL | 2.0 | 2.0 | 1231 | $3,700 | $3.01 | 24d | 2 | 0.40mi |
| 28940 Bermuda Pointe Cir #102 Bonita Springs, FL | 2.0 | 2.0 | 1076 | $5,500 | $5.11 | 24d | 1 | 0.40mi |
| 28611 Carriage Home Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1433 | $2,550 | $1.78 | 24d | 1 | 0.51mi |
| 27921 Bonita Village Blvd Bonita Springs, FL | 2.0–3.0 | 2.0 | 1429 | $3,045 | $2.13 | 24d | 3 | 0.59mi |
| 4073 Springs Ln Unit 4073 Bonita Springs, FL | 2.0 | 1.0 | 720 | $1,995 | $2.77 | 24d | 1 | 0.66mi |
| 3503 Brink Cir Bonita Springs, FL | 2.0 | 3.0 | 1300 | $2,200 | $1.69 | 24d | 1 | 0.67mi |
| 3463 Brink Cir Bonita Springs, FL | 2.0 | 1.0 | 1000 | $2,150 | $2.15 | 24d | 1 | 0.69mi |
| 28700 Trails Edge Blvd Bonita Springs, FL | 3.0 | 2.0 | 1458 | $2,175 | $1.49 | 4d | 2 | 0.69mi |
| 4212 Rita Ln Bonita Springs, FL | 2.0 | 2.0 | 1428 | $1,475 | $1.03 | 24d | 1 | 0.78mi |
| 28790 Versol Dr Bonita Springs, FL | 1.0–3.0 | 1.0–2.0 | 1075 | $2,632 | $2.45 | 2d | 19 | 0.84mi |
| 4411 Little Hickory Rd Unit 1534826P Bonita Springs, FL | 2.0 | 1.0 | 796 | $3,564 | $4.48 | 15d | 1 | 0.88mi |
| 27594 Shore Dr Bonita Springs, FL | 3.0 | 2.0 | 1426 | $5,500 | $3.86 | 24d | 1 | 0.88mi |
| 27625 Riverdale Ln Unit 27627 Bonita Springs, FL | 2.0 | 1.0 | 960 | $1,795 | $1.87 | 24d | 1 | 0.91mi |
| 4426 Little Hickory Rd Bonita Springs, FL | 2.0 | 1.0 | 979 | $1,900 | $1.94 | 20d | 1 | 0.91mi |
| 1345 Sweetwater Cv #203 Naples, FL | 2.0 | 2.0 | 1279 | $4,800 | $3.75 | 24d | 1 | 0.92mi |
| 1340 Sweetwater Cv #103 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 24d | 1 | 0.92mi |
| 27650 Imperial Shores Blvd Unit 650 Bonita Springs, FL | 2.0 | 1.0 | 840 | $1,800 | $2.14 | 24d | 1 | 0.93mi |
| 15400 Cedarwood Ln #102 Naples, FL | 2.0 | 2.0 | 1286 | $6,300 | $4.90 | 14d | 1 | 0.94mi |
| 15400 Cedarwood Ln Unit 1-201 Naples, FL | 2.0 | 2.0 | 1286 | $6,000 | $4.67 | 24d | 1 | 0.94mi |
| 9030 Las Maderas Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1432 | $2,500 | $1.75 | 24d | 1 | 0.94mi |
| 9050 Las Maderas Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1364 | $2,100 | $1.54 | 24d | 1 | 0.95mi |
| 1360 Sweetwater Cv #202 Naples, FL | 2.0 | 2.0 | 1279 | $5,500 | $4.30 | 24d | 1 | 0.96mi |
| 1415 Sweetwater Cv #104 Naples, FL | 3.0 | 2.0 | 1381 | $6,500 | $4.71 | 24d | 1 | 0.96mi |
| 1325 Sweetwater Cv #201 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 24d | 1 | 0.97mi |
| 1405 Sweetwater Cv #204 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 24d | 1 | 0.97mi |
| 1405 Sweetwater Cv #204 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 14d | 1 | 0.97mi |
| 1420 Sweetwater Cv #102 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 22d | 1 | 0.98mi |
| 1420 Sweetwater Cv #102 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 24d | 1 | 0.98mi |
| 4851 Gary Rd Bonita Springs, FL | 2.0 | 1.0 | 1281 | $2,250 | $1.76 | 24d | 1 | 0.99mi |
| 1390 Sweetwater Cv #203 Naples, FL | 2.0 | 2.0 | 1279 | $2,200 | $1.72 | 14d | 1 | 1.00mi |
| 15415 Cedarwood Ln Unit 3 Naples, FL | 2.0 | 2.0 | 1428 | $2,200 | $1.54 | 14d | 1 | 1.02mi |
| 285 Naples Cove Dr #1103 Naples, FL | 2.0 | 2.0 | 1267 | $2,475 | $1.95 | 24d | 1 | 1.04mi |
| 3561 Imperial Crossing Dr Bonita Springs, FL | 1.0–3.0 | 1.0–2.0 | 1122 | $2,850 | $2.54 | 3d | 19 | 1.04mi |
HOA detail condo
- Monthly dues
- $534 · $6,408/yr
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 19 events
-
2026-05-14status Active
-
2026-05-08status Pending
-
2026-04-27price $280,000
-
2026-03-18price $299,000
-
2026-03-05historical $2,495
-
2026-02-26$2,495
-
2026-02-15historical $2,495
-
2026-02-14price $304,000
-
2026-02-09$2,495
-
2026-02-03price $319,000
-
2026-01-21price $333,000
-
2025-11-24price $339,000
-
2025-11-10$350,000 Active
-
2022-01-14soldstatus $317,000
-
2022-01-07soldstatus $317,000 Sold 871-char remark
Show marketing remark (871 chars)
Fantastic TUNKEY FURNISHED condo West of 41 nestled between Bonita Springs & Naples. SPACIOUS & HIGHLY DESIREABLE first floor condo features 2 bedrooms +den with 2 full baths and a detached carport. This condo will not disappoint! Key features include: Hurricane shutters throughout, freshly painted, newly tiled floor in the master bath, and a new vanity with double sinks. All of the kitchen cabinet doors and the kitchen countertops have been replaced. The A/C unit had UV lights placed 1 year ago, washer/dryer, stove & refrigerator were replaced 4 years ago. This is the perfect condo to use as a winter vacation home, or to use as a full time residence. Bermuda Isles condo within Vanderbilt Lakes is just a short bike ride to the beach with low HOA fees. This wonderful condo is just minutes from award winning dining, and world-class shopping.
-
2021-12-05status Pending With Contingencies 871-char remark
Show marketing remark (871 chars)
Fantastic TUNKEY FURNISHED condo West of 41 nestled between Bonita Springs & Naples. SPACIOUS & HIGHLY DESIREABLE first floor condo features 2 bedrooms +den with 2 full baths and a detached carport. This condo will not disappoint! Key features include: Hurricane shutters throughout, freshly painted, newly tiled floor in the master bath, and a new vanity with double sinks. All of the kitchen cabinet doors and the kitchen countertops have been replaced. The A/C unit had UV lights placed 1 year ago, washer/dryer, stove & refrigerator were replaced 4 years ago. This is the perfect condo to use as a winter vacation home, or to use as a full time residence. Bermuda Isles condo within Vanderbilt Lakes is just a short bike ride to the beach with low HOA fees. This wonderful condo is just minutes from award winning dining, and world-class shopping.
-
2021-11-05price $329,000 871-char remark
Show marketing remark (871 chars)
Fantastic TUNKEY FURNISHED condo West of 41 nestled between Bonita Springs & Naples. SPACIOUS & HIGHLY DESIREABLE first floor condo features 2 bedrooms +den with 2 full baths and a detached carport. This condo will not disappoint! Key features include: Hurricane shutters throughout, freshly painted, newly tiled floor in the master bath, and a new vanity with double sinks. All of the kitchen cabinet doors and the kitchen countertops have been replaced. The A/C unit had UV lights placed 1 year ago, washer/dryer, stove & refrigerator were replaced 4 years ago. This is the perfect condo to use as a winter vacation home, or to use as a full time residence. Bermuda Isles condo within Vanderbilt Lakes is just a short bike ride to the beach with low HOA fees. This wonderful condo is just minutes from award winning dining, and world-class shopping.
-
2021-10-16$339,000 Active 871-char remark
Show marketing remark (871 chars)
Fantastic TUNKEY FURNISHED condo West of 41 nestled between Bonita Springs & Naples. SPACIOUS & HIGHLY DESIREABLE first floor condo features 2 bedrooms +den with 2 full baths and a detached carport. This condo will not disappoint! Key features include: Hurricane shutters throughout, freshly painted, newly tiled floor in the master bath, and a new vanity with double sinks. All of the kitchen cabinet doors and the kitchen countertops have been replaced. The A/C unit had UV lights placed 1 year ago, washer/dryer, stove & refrigerator were replaced 4 years ago. This is the perfect condo to use as a winter vacation home, or to use as a full time residence. Bermuda Isles condo within Vanderbilt Lakes is just a short bike ride to the beach with low HOA fees. This wonderful condo is just minutes from award winning dining, and world-class shopping.
-
1995-01-11soldstatus $79,800
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast FL · Resets to sale price
- Current annual tax
- $3,548 · $296/mo
- Projected year-2 tax
- $3,548 · $296/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
- Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $41,322
- − Mortgage interest
- −$15,684
- − Property taxes
- −$3,548
- − Insurance
- −$1,400
- − Repairs & maintenance
- −$3,306
- − Management
- −$3,306
- − HOA
- −$6,408
- − Depreciation
- −$8,145
- Taxable loss
- −$475
- Est. tax savings @ 24.0%
- +$114
- After-tax cash flow
- $3,783/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Schools (NCES district)
- District
- Lee
- NCES district ID
- 1201080
- Math proficiency
- 47% ▼ -11.00%
- Reading proficiency
- 50% ▼ -4.00%
- Median HH income
- $49,518
- Composite
- 41.49/100
- National rank
- #3458
- State rank
- #42 of 73 in FL
Livability — Bonita Springs
- Score
- 70/100
- State rank
- #428
- US rank
- #7576
Category grades
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Bonita Springs, FL
- County
- Lee County · 788,662 people
- City population
- 64,727
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 16,475
- Household income
- $130,719
- Rent vs Own
- Severe rent burden
- 554.0
Population outlook (Lee County) Hauer SSP2
- Today (2025)
- 871,946 people
- By 2030
- 955,468 · +9.6%
- By 2040
- 1,113,587 · +27.7%
- By 2050
- 1,256,891 · +44.1%
- By 2075
- 1,560,270 · +78.9%
- By 2100
- 1,726,848 · +98.0%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (91%)
- Race & ethnicity
- White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
- Common ancestry
- Slovak 5% Romanian 4% Serbian 2%
- Foreign-born
- 10% · Canada, Jamaica
- Languages at home
- 91% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%
Political lean MEDSL · Lee
- 2024 margin
- Strong R (+28.4) · D 35.5% · R 63.9%
- 2008→2024 swing
- -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
- All cycles
- 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -236.48%
- Current HPI
- 237.4416
- Rent YoY
- ▲ 2.85%
- Metro
- Cape Coral-Fort Myers, FL
- State GDP YoY
- ▲ 3.28%
- F500 in state
- 36
Industry mix (Fortune 500 HQ in FL)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Industrial Technology | 2 | $29B |
|
||
| Insurance | 2 | $17B |
|
||
| Retail | 1 | $60B |
|
||
| Technology Distribution | 1 | $58B |
|
||
| Homebuilding | 1 | $35B |
|
||
| Technology Manufacturing | 1 | $35B |
|
||
Price history
+250.9% since first listed19 events — show timeline
- 2026-05-14 Relisted — NAPLESMLS
- 2026-05-08 Pending — NAPLESMLS
- 2026-04-27 Price Changed $280,000 NAPLESMLS
- 2026-03-18 Price Changed $299,000 NAPLESMLS
- 2026-03-05 Rental Removed $2,495 STELLARMLS
- 2026-02-26 Listed for Rent $2,495 STELLARMLS
- 2026-02-15 Rental Removed $2,495 APPFOLIO
- 2026-02-14 Price Changed $304,000 NAPLESMLS
- 2026-02-09 Listed for Rent $2,495 APPFOLIO
- 2026-02-03 Price Changed $319,000 NAPLESMLS
- 2026-01-21 Price Changed $333,000 NAPLESMLS
- 2025-11-24 Price Changed $339,000 NAPLESMLS
- 2025-11-10 Listed $350,000 NAPLESMLS
- 2022-01-14 Sold (Public Records) $317,000 Public Records
- 2022-01-07 Sold (MLS) $317,000 NAPLESMLS
- 2021-12-05 Pending — NAPLESMLS
- 2021-11-05 Price Changed $329,000 NAPLESMLS
- 2021-10-16 Listed $339,000 NAPLESMLS
- 1995-01-11 Sold (Public Records) $79,800 Public Records
Property tax history
+6.8%/yrLatest (2025): $3,548 · -8.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…